~- RNP Architecture and Planning

363 Fifth Avenue, San Diego, CA 92101 (619) 233-1023

RNP

GOLDEN HILL 25th STREET REVITALIZATION PLAN

RNP Architecture and ~lanning:

Ralph J. Roesling, A.I.A. Principal Kotara Nakamura, Principal

John S. Desch, Project Manager

vicki J. piazza Chikako Terada Hart

Carol Hove Juancho C. Isidoro, Jr.

Michael Blakemore Carol B.Dick

Clare Coplan-Chapman

June 1987

PREFACE

In the fall of 1984, the City of San Diego, on behalf of the Greater Golden Hill Planning Committee, contracted with the firm of RNP Architecture and Planning to prepare public street improvement concepts and private design guidelines for a major neighborhood corrunercial strip in Golden Hill. The stated purpose of the effort was to spur commercial revitalization of, and community pride in, the length of 25th Street bounded by Balboa Park on the north and State Route 94 on the south.

This document represents the mination of the design process. is intended to serve three poses:

cul­It

pur-

1. To Serve as design development drawings for future design and construction by the City in the public right-of-way

2. To present design guidelines for private development in the project area

3. To act as a promotional and marketing tool to encourage new business to locate in the project area

Upon adoption by this document integral part of Planned District.

the City Council, will become an

the Golden Hill

The ideas which follow reflect the efforts and expertise of many active design professionals, citizens, and public officials. We extend our sincerest thanks to all those who volunteered their time and voiced their opinions.

Special thanks to the following consultants and individuals:

~BD Architects Associated

Kathryn Willetts (who authored the color selection system)

Don Craig Associates

Landscape Architect

Bement-Dainwood-Sturgeon

Civil Engineers

Greater Golden Hill ~lanning Committee:

Jim Wermers Ann Riedman Ken Baldwin Debra Casho Kathryn Willets

City of San Diego ~lanning Department;

Tom Salgado Jim Hare Paul Curcio Susan Bray

TABLE OF CONTENTS

Introduction .. .................. .. 1

Existing Land Use and Zoning ...... 4 Existing Circulation and Parking .. 6 Existing Landscaping and Street

Furniture . .................. 8 Visual Analysis .................. 10 Assets and Liabilities ........... 12

Community Input .................. 14

Revitalization Plan ... .......... . 17 Typical Major

Intersection . .......... .. 18 Plaza 1. ................... 19 Golden Hill Gateway ........ 2l Typical Commercial Cross-

Section .................. 22 Typical Residential Cross-

Section .................. 23 Plaza 2 .................... 24 Gateway to Historical

District ................. 25

Specifications ................... 26 Street Trees ............... 26 Streetlights ............... 26 Sidewalks .................. 27 Curbs and Gutters .......... 27 Street Furniture ........... 28 Trash Receptacles .......... 29 Bus Stops .................. 2 9 Flagpole/Kiosk ............. 30 Plant Materials ............ 30 Golden Hill Gateway ....... 31

Images ........................... 32

Implementation Stategies ......... 33

Phasing and Cost Estimates ....... 35

Appendix A: Design Guidelines for Private Improvements ......... 41

Targeted Area Guidelines ... 4l Signage .................... 48 Colors ..................... 48

Appendix B: Design Process ...... 50 Concept Charrette .......... 50 Alternative Planning

Concepts ................. 53 Design Concept ............. 59

INTRODUCTION

The City of San Diego is growing at a rate faster than ever before. As freeway congestion makes commuting to the central business district increasingly more aggravating, there is increased interest in those neighborhoods close to the urban center. More and more people are choosing to live near where they work, shop and play.

Centre City

Commercial activity in downtown, or Centre City, received a boost of impressive proportions with the recent opening of the $180 million Horton Plaza. It has been estimated that this regional shopping center will generate $80 million in annual consumer spending while providing an additional 3,200 jobs.

Increased corrunercial activity down-

town is leading to a inc rease in night time ity. Patrons of dance, era t music and design increased attractions City.

corresponding street act iv­

theatre, op­are finding in Centre

Balboa Park offers 1200 acres for recreational and open space uses immediately northeast of downtown. Numerous galleries, theatres and sports facilities for both tourists and San Diego residents make Balboa Park one of the finest urban parks in the nation.

Golden Hill

The historical neighborhood of Gol­den Hill is situated in an ideal location to capitalize on the future of the City (see Vicinity Map, p. 3) . Located immediately east of downtown, residents can commute to work unaffected by freeway conges­tion. The neighborhood I 5 elevation relative to Centre City and San

1

Diego Bay offers some of the best views available in the City. The community borders Balboa Park on two sides.

In addition to these advantages, Golden Hill contains some of the finest historical building stock in the City. At the turn of the cen­tury, the corrununity was a prominent residential area of San Diego. Many of the City's leading citizens con­structed fine homes in a multitude of architectural styles. These his­torical and established structures provide a character that attracts many residents to the area today.

From left: historical housing stock; Mission style shopping center; "stream-lined" 1930's ciasign

In spite of all these advantages, Golden Hill faces many serious prob­lems. As the City grew during the WWII era, zoning allowed very high density development, resulting in the destruction of many historical homes for new multi-family develop­ment, and the conversion of other homes into apartments. With this increase of housing units came a decrease in the average resident's income. As non-owner occupied resi­dences increased, a general deterior­ation in the condition of property and a loss of pride in the com­munity's image followed.

On the brought dents ethnic brought borhood

other hand, lower rents an increase in minority resi­of multiple cultural and backgrounds. This movement

a diversity to the neigh­which provides much of its

urban appeal.

Through all these changes a stable base of home owners remained, a re-

markable number of them having lived in their homes since they were children. In the past ten years home ownership has increased consis­tently and community improvement activities have flourished.

The 25th Street Revitalization Plan

The purpose of this study is to provide a framework for improvements to the 25th Street mixed commercial/ residential corridor between Balboa Park on the north and State Route 94 on the south. The hypothesis of the project is that physical improve­ments to the street will bring con­current economic revitalization, de­creased crime and an improved sense of community pride.

This study and a portion of the proposed improvements will be funded by Community Development Block Grant funds totaling $278,240 award­ed to the Greater Golden Hill

•

2

Planning Committee in 1983. The work, although administered by the City Planning Department, is basi­cally a conununity initiated and supported effort. With this struc­ture in mind, the design consultants have attempted to solicit maximum community input into the planning process.

The plan organization first provides an overview of existing conditions, then presents recommendations for public area improvements through illustrations of targeted areas, followed by specifications for the various design elements, strategies for imlementation, construction phas­ing and cost estimates.

Appendix A provides design guideline recommendations for targeted private properties and general guidelines for signage and color selection.

Appendix B documents the planning process .

From far left: incompatible design of residential infi11; commercial storefronts; incompatible commercial construction; insensitive street furnishings

VICINITY MAP

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PROJECT AREA

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EXISTING LAND USE AND ZONING

As shown on this figure, the project area consists of a mix of single and multi-family residences with a large commercial element. Other uses in­clude institutional activities as noted, and the recreational/open space use of Balboa Park to the north.

The 25th Street corridor is included

within the jurisdiction of the Golden Hill Planned District. This ordinance, adopted in 1981 flis intended to preserve and enhance the cultural, aesthetic and economic value of Golden Hill by preserving the historic structures scattered throughout the area and encouraging the development and retention of low and moderate income housing. II The ordinance attempts to deal with the problem of deterioration, and guide the character of development in the area in accordance with the Planned

4

District regulations and design guidelines.

The majority of the project is included in the Planned District Subarea 5, and corresponds to the highest incidence of commercial land uses. Allowable base density is 43 dwelling units per acre. Bonus densities of up to 72 dwelling units per acre are allowed based on the applicant I s ability to accrue a minimum number of points by pro­viding environmental, housing, de-

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sign and energy elements accordance with the ordinance.

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Other planned District designations include residential Subarea 3, with the same density allowances as the commercial area, and residential­historic Subarea 2. The Subarea 2 designation corresponds to the Golden Hill Historic District #2 which was adopted in 1978 in recognition of the large number of historic structures between 24th and 25th Streets along the entire

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25th STREET

project length. Allowable density is 29 dwelling units per acre. No density bonuses are allowed.

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EXISTING LAND USE AND ZONING

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EXISTING CIRCULATION AND PARKING

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25th Street is a two-way, two-lane collector street from Balboa Park on the north to • B' St reet, and a two­way, four-lane major commercial corridor from 'B' Street to State Route 94 on the south. Based on the most recent traffic counts, the 'BI Street to fe' Street section carries 7,400 vehicles per day (1985), 'C'

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CJ 0'" D~ o Street to Broadway carries 8,400 vehicles per day (1981), and Broad­way to IE' Street carries 11,600 vehicles per day (1985). The City allows on-street palallel parking on both sides of the street for the entire length of the project.

Major cross traffic is generated on 18' Street, 'C' Street and Broadway, the major linkages to downtown San Diego. Ie' Street and Broadway are signalized; 'B' Street is a four-way stop intersection. Other cross streets stop for 25th Street

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traffic.

The 1978 Greater Golden Hill Precise Plan identifies the sections of 25th Street from Russ Boulevard to lA' Street f and from lEI Street Street as designated bike According to the plan, 24th is the approved route to bicycle traffic between areas.

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paths. Street carry these

Most, though not all, commercial intersections offer pedestrian ramps for the handicapped.

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The roadway itself is in basically . adequate condition, although a multitude of asphalt slurry coats have been applied over the years, creating several problem areas at the curbs and gutters. The 18 1

Street intersection on the east side of the street is especially bad, where the roadway surface is actually higher than the sidewalk elevation.

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in poor condition and visual screening of

Broken sidewalks in several lo­cations create visual eyesores as well as public safety hazards. The problem areas are shown on "VISUAL ANALYSIS," p. 11.

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EXISTING CIRCULATION AND PARKING

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D EXISTING LANDSCAPING AND STREET FURNITURE

Existing landscaping in the project area generally consists of a mixture of Jacaranda trees and various palms. Although there appears to be no deliberate organization, some areas begin to alternate these trees, creating a "double-tiered" landscape effect. The Jacarandas create a pedestrian-scaled canopy

over the sidewalk, create landscape above.

while the palms punctuation high

The purple flowers of the Jacaranda trees create a unique visual quality in the Spring. Over the years, they have become a symbol of the neigh­borhood.

Street furnishings are sparse; poorly maintained, and inconsistent in design from each other and from other elements in the streetscape.

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An overall shortage of trash receptacles aggravates the problem of litter along the sidewalks and in the alleys.

Broken sidewalks in several lo­cations create visual eyesores as well as public safety hazards. The problem areas are shown on the following "VISUAL ANALYSIS".

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VISUAL ANALYSIS

This map summarizes the special visual assets and liabilities of the streetscape. A complete desciption and analysis of these features will be found on pages 12 and 13 under "ASSETS AND LIABILITIES". The num­bering system keys that discussion the to various asset and problem areas shown on this map

Buildings of interest are

special architectural identified, as are

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other buildings which t for various reasons to be discussed, create visual eyesores. Especially domi­nant features are identified as landmarks due to their scale and prominance. These include various towers, and the overwhelming pre­sense of Balboa Park at the visual terminus of the street.

Special viewpoints are identified, most of these capitalizing on the fine views westward to downtown San Diego and the bay.

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Liabilities include unscreened parking lots, often with broken and incompatible paving materials, and sidewalks which are cracked, warped and scored in an inconsistent variety of patterns.

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VISUAL ANALYSIS

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ASSETS AND LIABILITIES

Assets

Among the various assets of the project area are the many view corridors to downtown and San Diego Bay. 'B I Street, Broadway and I F I

Street are perhaps the best ex­amples. These views should be pre­served and enhanced by all new development, and new projects should be designed to take maximum ad­vantage of views.

The wide diversity of building types exaggerates the sense of mixed use of the street. This diversity should be maintained, but coordi­nated to avoid a feeling of chaos and design inconsistency. New pro­jects should attempt to be "friend­ly" neighbors in some deliberate fashion. This can be accomplished in many different ways without

literally copying the historical styles. Appropriate scale, massing, color, materials and landscaping can all help to create a sense of design compatibility.

Balboa Park provides an excellant opportunity for recreational and open-space uses. The park provides a wonderful "backdrop" to activity along the street. Because of its massive scale and prominence, creates the impression that street landscape is n spilling from the park.

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The existing landscape should also be considered a major asset. The pedestrian canopy established by the Jacarandas could easily be improved and enhanced. The intermittent palm trees. begin to create an interest and rhythm to the street which could also be improved. Existing land­scape is generally mature, which adds a strong sense of history and permanence.

12

Certain buildings are especially noteworthy. The historical district on the west side of the street offers a fine example of the Classical Revival style (see #1 on visual Analysis) and a Victorian residence (see #2). These homes flank 'EI Street and create a sense of entry into the district. The masonry retaining walls along these properties are especially nice features.

Jarocos Market at tBI Street (see #3) is a fine example of the Spanish Revi val Style prominent in Southern California.

The Loma de Oro apartment building (see #4) is another excellent ex­ample of Spanish Revival, with a fine tower and courtyard reminiscent of a cloistered monastery.

Another interesting housing the bungalow courtyard, is resented at two properties

type, rep­

along

the street (see 15 and 16). These small cottages, arranged around narrow courtyards, are another building type frequently encountered in the region.

TwO interesting commercial buildings near Ie' Street also deserve careful preservation: a small four-square, two-story building distinguished by four pinnacles (see '7); and a moderne, streamlined gas station strongly rooted in 1930's design (see 18).

Finally, the church building at 25th and IE' Streets (see #9), now used for residential care, offers an impressive square tower and symbolic presence to the street which adds to the diversity and richness of the overall neighborhood.

Liabilities

Redevelopment of the area for multi­family residences has resulted in

several examples of inappropriate inti11 projects. Building scale and "style" often has little relation­ship to adjacent buildings (see flO on Visual Analysis). In addition, front yard parking is not land­scaped, intrudes into the pedestrian path, and is generally insensitive to the character of the neigh­borhood.

Parking lots encroach into the pedestrian right-af-way in several other locations in the commercial district, upsetting the flow of pedestrians, staining the sidewalks and presenting a generally unsight­ly appearance.

In many areas, sidewalks are poorly patched with incompatible materials, often asphalt. This practice cre­ates a visually disorganized surface which is generally unpleasant to walk on. Scoring patterns in new concrete sections often bear no resemblance to existing, adjacent

13

patterns.

The project area demonstrates a general lack of visual order. Existing signage is poorly regulated and creates visual clutter. Often there are far too many sign types at a given establishment. The wide var­iety of sign types, sizes and styles results in a confusing and chaotic environment.

Poorly coordinated street furnish­ings add to the general sense of clutter. Newspaper stands, trash en­closures, telephones, traffic signs and lighting standards lack any sense of design continuity and seem to be located in random fashion.

Finally, many of the properties ex­hibit a generally run-down charac­ter. Many buildings require paint and general maintenance, litter is poorly controlled, and the street shows little sense of community pride.

From far left: view to downtown; Balboa Park terminus; entry to historical district; Loma de Oro; bungalow courtyard

COMMUNITY INPUT

On January 15, 1985, the Golden Hill community newspaper, The Paper, carried a questionnaire designed to identify problems and issues to be addressed in this project. The questionnaire was supplemented by a more thorough interview process conducted by volunteers from the Greater Golden Hill Community Plan­ning Group.

Over 50 people were interviewed, including all available residents and business operators along 25th Street. The following issues were identified as the most critical, listed in order of importance:

1. Litter control 2. Sidewalks, curbs and

gutters 3. Landscaping 4. Street lighting 5. Storefronts and signage 6. Parking 7. Street furnishings

When asked what kinds of businesses or services they would like to see added on 25th Street, the most corrunon responses drug store; bank store.

were: supermarket; kiosk; and hardware

When asked how more shoppers could be attracted to the area, the most frequent answers were: clean up storefronts; provide more variety in shops; and improve the advertising

image of the area.

The most frequently special concerns were safety and parking.

mentioned nighttime

When asked if they (or the owner) would paint their bu~ldings from specified color choices, approxi­mately 75% said yes.

COMMUNITY WORKSHOP

Interview responses became the basis for a community workshop held on February 6, 1985. Approximately 30 people participated in the forum, which was designed to identify and prioritize specific problem areas, and to suggest possible solutions to the problems.

Three discussion groups brainstormed and then prioritized the lists of problems shown on the following page:

14

PROBLEM IDENTIFICATION

GROUP 1: GROUP 2: GROUP 3:

1 . Safety 1 . "Only a place 1 . Drugs and to go through, not a drinking

2. Transients place to spend time" (including need for 2. Overflowing

3. Lack of community restaurants) trash identification

2. Lack of pride 3. Inappropriate bus-4. Residential carel of ownership inesses

non-community activities 3. Too much loitering 4. "Terrible"

storefronts 5. Link with 4. Lack of unity

Balboa Park in signage 5. Transients

6. Lack of banks 5. Unsightly utility lines 6. "Cars cruising

6. Poorly regulated and people with loud radios"

traffic flow

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REVITALIZATION PLAN

This map and the following sketches represent the final recommendations for physical design improvements in the public right-of-way. The physi­cal design reflects a synthesis of issues and problems identified in the community workshops.

Alternative planning concepts were investigated and evaluated by City and community representatives. The planning process is discussed in detail in Appendix B at the end of this document.

The recommendations can be illus­trated through a sequence of "target areas ll as well as through specific guidelines for landscape, street­lighting, pavement treatments and colors which apply throughout the project area.

DESIGN GUIDELINES FOR PRIVATE IMPROVEMENTS see APPENDIX ...

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TYPICAL MAJOR INTERSECTION

At the Broadway and 'C' Street intersections, special pavement treatment is recommended to create a hierarchal order to the street. The curbs are extended seven feet into the roadway at diagonal corners to create pedestrian-oriented plazas as shown on the following sketches. Intersection pavements are pro­grammed for construction in Phase 3 of this plan.

The traffic lanes are reconfigured to provide one standard 12 foot wide lane of travel in each direction with a standard ten foot turn lane down the center. provided on each Lane restriping currently with ments.

Bicycle lanes are side of the street. should occur con­Phase 1 improve-

Pedestrian ramps at the "pop-out" corner plazas are extra wide to accommodate travel in both di­rections without channeling pedes­trians too close to the vehicular traffic. Plaza 1 is constructed in Phase Ii Plaza 2 is constructed in Phase 2.

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PLAZA 1

At the first of the two public plazas, this one constructed in Phase 1 at the Broadway inter­section, the various elements of the streetscape design are combined to create a pedestrian-oriented environ­ment. Monolithic concrete seating elements are used individually to allow for privacy. When combinded, these same seating modules allow for small groups to enjoy lunch or a game of Checkers.

Newspaper vending machines and trash receptacles are provided as illus­trated, organized by the seating modules.

The information center utilizes a concrete flagpole "kiosk" which allows for posting of conununity notices and bulletins. Tall flags made of painted metal identify the street from a distance. A low, east­in-place concrete wall organizes public telephones. Street trees soften the lines of the man-made street elements and provide color.

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20

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GOLDEN HILL GATEWAY

In the tradition of other historical San Diego neighborhoods, a gateway sign spanning 25th Street is recommended to create a unique sense of community. The Gateway Sign is programmed for Phase 3.

One side of the sign is a classical column in the history of the The opposite column

supported by reference to

neighborhood. is simple cast

concrete, a cleaner, more contem­porary image.

The sign is constructed of painted, perforated metal with raised alum­inum letters. Lighting is provided by recessed fixtures in the base of the columns.

At the pedestrian level, low planters provide a entry along the sidewalks.

flanking sense of

TYPICAL COMMERCIAL CROSS-SECTION

The commercial district emphasizes tlhardscape fl surfaces from the storefronts to the street. Street trees are planted in four foot diameter cutouts in the sidewalk pavements. Jacaranda trees exclusively to identify the visually and to create landscape pedestrian canopy.

are used district a lush

Pedestrian-oriented streetlighting is recommended for the conunercial district. These lights focus on the sidewalk surface, the entire length of the block, supplementing the typical roadway lighting which illuminates the intersection pave­ments.

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23

TYPICAL RESIDENTIAL CROSS­SECTION

In the residential areas, continuous planting strips separate the sidewalk from the roadway. In these planting strips, the existing mix of palm trees and Jacarandas is supplemented to complete the double­tiered effect of the existing landscape.

Streetlighting is limited to roadway lights at the intersections, which match the streetlights in the commercial district and create a sense of continuity along the entire street.

As an alternative, a median planting strip is suggested at the north end of the street in place of the center turning lane. This treatment would provide an effective transition to Balboa Park and create an image of the park "spilling out" into the street. Turn pockets would be required at the intersections, and the design concept requires further coordination with the City Traffic Engineering Department.

PLAZA 2

The second public plaza, constructed in Phase 2, occurs at the 'e' Street intersection. The street furniture elements are basically the same, but combined in subtly different ways as suggested in the DESIGN CONCEPT, APPENDIX B. The wall at the in for-mation kiosk is cast with orabilia items representing history of Golden Hill.

mem­the

It is suggested that the casting of this wall become a public "event If •

Neighborhood residents should be allowed to contribute appropriate items for permanent display on the wall.

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25

GATEWAY TO HISTORICAL DISTRICT

This element, constructed in Phase 2, provides a symbolic, as well as practical, entrance to the Golden Hill Historic District #2 on the west side of 25th Street at 'E' Street.

Classical columns flank the street, with attached directory signage pointing out the various features of the historical district. Column design should reflect the Golden Hill Gateway signage.

SPECIFICATIONS

STREET TREES

The existing "double-tiered" street tree arrangement of Jacarandas and palms should be maintained and enhanced in the residential areas on each end of the project area, In the commercial center, Jacaranda trees should be used exclusively to express the uniqueness of the district. As shown on the phasing drawings to follow, 22 Jacarandas and 10 palms are required to complete the street tree landscape.

STREET LIGHTS

Three types of light standards are recommended, as located on the phasing drawings to follow. Twenty pedestrian standards illuminate the sidewalk in the commercial center. Eight "cobrall standards, two each at diagonal corners of 'A I ,iB' f . IE' and 'F I St.reets, provide the minimum required illumination of the intersections. Similar cobra stand­ards accommodate lights, traffic and pedestrian signals at all four corners of the let Street and Broadway intersections. All light standards should be painted per the Color Recommendations, p. 4B.

M'.w\. eo' WIM<,

26

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SIDEWALKS

Sidewalk improvements are also keyed to the phasing drawings. Three scoring types are recommended, to correspond to ing pattern of

the predominant adjacent

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walks.

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27

CURBS AND GUTTERS

Where keyed on the phasing drawings, new curbs and gutters should be constructed in accordance with City Engineering standards.

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STREET FURNITURE

A unified system of cast-in-place concrete modules is recommended. The surface is lightly sandblasted to provide a finished appearance. Ceramic tile inlays provide colorful accents. Furniture locations are il­lustrated on the following targeted improvement area sketches. See Col­Or Recommendations, p. 48, for color palette.

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TRASH RECEPTACLES

as receptacles, painted Metal tr h the Color Recommendat' per are b' l.ons, p 48 ullt-in with ., street furnishi . the concrete ogs 10 the PI and freestanding t azas, as shown on the h

a ,other locations

p aSlng drawings.

BUS STOPS

29

FLAGPOLE/KIOSK

The information kiosks are con­structed of cast-in-place concrete. They offer public telephones, allow for posting of community bulletins, and provide flags of painted, per­forated metal to make the street-scape visible from a distance.

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30

PLANT MATERIALS

The following plant materials are re­corrunended:

SHRUBS

Abelia Grandiflora/nprostratan

Carissa Grandiflora/Tuttlei Eucnymus Fortunei/Silver Queen Coprosma Repens/Mirror Plant Lantana Montevidensis/"Confetti" Nerium Oleander/Dwarf npetite Pink",

"Petite Salmon" Nandina Domestica/"Harbor Dwarf"/

"Nana" pittosporum Tobira/Wheelers Dwarf

GROUND COVER

Asparagus Sprengeri/ IISprenger-Asparagus

Baccharis pillilaris/Dwarf Coyote Bush

Gazania Leucolaena/Mitsuii Yellow with green leaf

Hedera Helix/"Hahn 1 s Ivy" Juniperus Conferta/Shore Juniper Ophiopogon Japonicus/Mondo Grass Trachelospermum Jasminoides/ Star

Jasmine

VINES

Bougainvillea/San Diego Red Ficus Purnila/Creeping Fig Gelsemiurn Sempervirens/Carolina

Jasmine Macfadyena unguis-cati/Catls Claw

GOLDEN HILL GATEWAY

r------~~ IW1d -fW:IL. 113t~1l<" OOLL ~

31

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5t?tWt1'iM 0tul .(ffi/U'h

IMAGES

Clock",i.@ from upper left: Balboa Park terminus; pedestrian cro •• walk at Plaza 2; sidewalk and parking improvement. at Ie' Street; Plaza 1; Plaza 1 bench detail; information kiosk

32

--

----

IMPLEMENTATION STRATEGIES

The realization of any plan depends upon a realistic implementation strategy. In the case of " the Golden Hill 25th Street Revitalization Plan, funding sources will be considered in the following se­quence:

1) The program has an initial allocation of $278,240 in Community Development Block Grant (CDBG) funds available at this time (City Fund #18519 (5713) (1310) in the amount of $206,000, and Fund t18520(5813) (1315) in the amount of $72,240).

The City has spent $14,500 for this design study, and it is recommended that approximately $40,000 should be reserved for engineering services for construction documentation. Ap­proximately $223,750 will be left remaining for construction of Phase 1 improvements outlined in the following pages.

The initial construction should start in conjunction with the under­grounding of overhead utility lines in 1987.

Subsequent application for addi­tional CDBG funds will be required to realize the improvements detailed in Phases 2 and 3, and to complete the total build-out of all the public improvements outlined in this plan.

2) Regular area maintenance and improvement programs should be funded under the City' s Capital Im­provements Program (CIP), and should not draw from the CBDG funds.

3) The community has expressed a strong desire to utilize community resources for ongoing maintenance, such as the "Trash Tigers", a volunteer organization providing litter control.

However, in the event that maint­enance of the improvements included in the 25th Street Revitalization Plan require additional funding, alternative funding sources will have to be considered. For example:

4) In the event that some of the adjacent property owners do not adequately maintain the landscaping or other improvements through their own efforts or through other com­munity resources, assessment pro­posals could be considered which assess only those owners who are not providing adequate maintenance.

5) Another alternative, in the event that community resources are inadequate in maintaining the im­provements, is the creation of assessment districts for:

A. Lighting costs exceeding City standards

B. Landscape maintenance in excess of normal City maintenance to be established for the area

33

C. cleaning than the schedule area

Street sweeping or other programs requiring more regular City maintenance

to be established for the

6) Encroachment permit agreements which would impose maintenance costs if the upkeep was determined to be insufficient

Additional programs to consider in maintaining the proposed improve­ments include the following actions:

1) Establish a Business Improve­ment District (BID).

2) Hire a Community Coordinator for this and other local area enhancement programs

3) Mobilize the resources of other associations such as churches or service organizations

Finally, of the

successful Golden Hill

implementation 25th Street

Revitalization Plan will require strong community support, both at the outset in constructing the program, and over the long term for ongoing maintenance. A revitali­zation program involves more than simple design improvements. Success depends upon an attitude, and the determination to make things happen.

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34

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35

COST ESTIMATES

Phase 1:

ITEM

Street trees:

Walks:

Curbs/ Gutters:

Plaza 1:

BuS stops: Street­lights:

Trashcans:

Road Pavement Repair:

QUANTITY (LOCATION)

22 Jacarandas 10 Palms (all street trees) 15,000 SF (removal as shown)

COST

$280 $375

$0.95

12,000 SF (new walks- $2.25 includes repair of safety hazards & blighted areas) 3,000 SF (decorative $3 paving at Plaza 1)

550 LF $15 (includes all repairs & pop-out at Plaza 1) Lump Sum (benches, kiosk, flagpole)

LS

2 each at $2,000

8 Cobras, no signals 8 Cobras, signal arms 20 pedestrian SDG&E: 8 connections (all streetlights) 20 each (mid-block locations. Excludes trashcans in Plazas)

LS

$2,500 $3,000 $1,875 $1,200

$250

8100 SF (at 25th & $3.50 'B' Street--repair for drainage

TOTAL

TOTAL COST

6,160 3,750

14,250

27,000

9,000

8,250

25,000

4,000

20,000 24,000 37,500

9,600

5,000

28,350

$221,860

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Phase 2:

>- l- I- ITEM QUANTITY (LOCATION) COST TOTAL COST "" w w 3: w w 0 0: 0: Median Strip LS $2,000 "" l- I- Landscape: 0 '" '" plantings) 0: w "-III Irrigation system LS 7,000

011) 1I10 r1 Walks: 18,000 SF (remove $0.95 17,100

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0 pavement at Plaza 2)

~DDCJD L_~ Curbs/ 0 Gutters: 800 LF $15 12,000 0

0 (at median planting strip)

• 150 LF $15 2,250 (at Plaza 2) •

fi c:::J Plaza 2: (benches, kiosk, LS 25,000

Orr o c::JD flagpole)

0 Historical District

WI Gateway 0 Signage: 2 each @ $3,000 LS 6,000

D 0 0 TOTAL $114,100

37

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39

Phase 3:

Iii ITEM w IX: f- Pavement: rn ....

Walks:

( Curbs/ Gutters: Gateway Sign:

QUANTITY (LOCATION) COST TOTAL COST

12,800 SF $5 64,000 (decorative pavement at C Street & Broadway intersections) 4,200 SF (removal $0.95 3,990 as shown) 4,200 SF $3 12,600 (Golden Hill Gateway) 100 LF $15 1,500 (at Gateway area) as shown LS 60,000

TOTAL $142,090

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41

APPENDIX A: DESIGN GUIDELINES FOR PRIVATE IMPROVEMENTS

The following pages illust~ate de­sign possibilities for renovation of targeted private properties, and design guidelines for signage and color selections. For locations of targeted properties, see the RE­VITALIZATION PLAN, p. 17.

Although the suggestions are target­ed to specific properties, many are generic in nature and can be applied where applicable.

A. HIGH-MEDIUM DENSITY RESIDENTIAL INFILL

'f> COMMERCIAL D. MENT REDEVELOP KIOSK WITH BANK

42

43

c. OUTDOOR DINING AT KENTUCKY FRIED CHICKEN

D. COMMERCIAL REDEVELOPMENT

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44

45

E. OUTDOOR CAFE REDEVELOPMENT

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F. TYPICAL COMMERCIAL INFILL WITH OUTDOOR DINING

46

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G. PROFESSIONAL OFFICES

47

SIGNAGE

Uniform signage design standards can eliminate much of the existing visual clutter along 25th Street. The following three basic sign types are especially encouraged.

48

COLORS

The diversity of building types, styles and sizes along 25th Street contributes to its chaotic, hap­hazard appearance. The selection of harmonious colors for building fa­cades, signage and street furnish­ings will contribute a sense of order to the street scene.

The following chart is composed of a broad palette of color choices available in these brands: Dunn Ed­wards, Standard Brands, Kelly-Moore and Vista. The paints that corres­pond to the numbers on the chart are available.

A system for cOmbining these colors into a wide variety of compatible schemes is described on the following page. It accommodates individual expression by providing guidance based on the image the owner wishes to project. It also promotes suitability by including consideration of the building style.

TYPE I: HIGH CONTRAST

Image: Dynamic, businesslike, confi­dent.

Building style: Not recommended for Mediterranean or Art Deco.

Def inition: Any scheme which com-bines colors from rows A & C oply.

Guidelines: Use A colors on body, C on trim. For added impact a second C color can be used for a special effect, Le., the roof and door (to express welcome, shelter), or a pair of columns (stability).

Examples: 1-A and 3-C optional); 4-A and 5-C optional) .

(adding 2-C (adding 6-C

TYPE II: MONOCHROMATIC

Image: Calm, steadfast, elegant.

Building Style: Especially suitable for Mediterranean.

Definition: Any scheme which com­bines adjacent colors from a single column only.

Guidelines: Use A or B color on body, B or C color (s) on trim with one trim used in smaller amounts as an accent. Mediterranean--use A on body; limit columns to 1,2,5,6; 1-B/C, 5-B/C may be used with colors from other other columns on exposed wood structure.

Examples: optional) , tional) .

6-A and 6-B (adding 6-C or 3-B and 3-C (3-A op-

NOTE: DUNN EDWARDS PAINT NUMBERS ARE SPECIFIED FOR PURPOSES OF THIS CHART. HOWEVER, THESE COLORS CAN ALSO BE MATCHED BY STANDARD BRANDS, KELl V-MOORE, VISTA, OR OTHERS.

012-15D

012-10D 1 :2 3

011-29T A I 05-16P I 1 Q2-481> 1 1010-51~

EJ B 1°5-190 I I 02-54T I E'0-54~ C106-71XI I 02-55D I B

49

TYPE III: COLORFUL

Image: taining.

Lively, friendly, enter-

Building Style: Especially suitable for Victorian and Art Deco.

Definition: Any scheme which uses a B color from 2 columns and an A or C color from a third column.

Guidelines: Use a B color on body, use remaining B or C color on trim, use remaining co!or(s) in smaller amounts on trim as accents. Victorian--use a B color on body, C color or remaining B color on major trim, remaining color(s) on minor trim and accents. On elaborately trimmed Victorians, additional col­ors may be selected from a column already used, i.e., Example 1: add 4-A and/or 3-C (if 3-A is used). For Art Deco, select two B colors and one color from A or C and if desired, additional colors from columns already used, i.e., Example 2: add 3-A (if 3-C is used) and/or 7-A.

Examples: 4-B and 6-B with 7-C and/or 3-A; 2-B and 7-B with 3-C and/or 5-A.

4 5 6 7

1014-6P\ 101-56PI 101-41PI 1015-1PI

1014-9DI 101 - 581'1 101-43TI 101S-3TI

E3 102-83UI I 01-66X I B

APPENDIX B: DESIGN PROCESS

CONCEPT CHARETTE

Armed with problems identified in

1. ZONING: This concept empasizes the dille renee between the commercial district in the center and the residential districts on either end. Most amenities are concentrated in the commercial district.

the citizen input phase, members of 2. CONTINUITY: This concept was described as "democratic" because of its emphasis on equal treatment of all properties. Amenities are spaced equally along the entire project length.

the design team and the City Planning Department held a design charette to brainstorm broad planning concepts.

The process involved simulating the street through use of a physical model. Bui Idings were represented by colored wooden blocks which indicated the existing building use, massing and setbacks. Other ele­ments were developed to simulate landscape and street furnishings.

This charette, which continued over two days, led to a listing of six possible planning structures. These six structures were then reorganized into three alternative concepts, as described on the following pages.

3.

4.

INTENSITY: In this planning concept, a central point is developed to the highest intensity to create a "sense of place". Intensity then decreases to a minimum at either end 01 the project strip.

RHYTHM: This concept proposed a standardized treatment of amenities and landscape at each of the project's intersections. This comer treatment then becomes a symbol for Golden Hill.

5. ANCHORS: The emphasis of this concept is attention to the endpoints of the street: Balboa Park to the north; "Golden Hill" signage gateway at the south.

6. EVENTS: This concept emphasizes the diversity of the street, and focuses on a perception of the street as a sequence of interesting events.

50

I···.··.•·····.···.·.·.•··.····.···•··.···.···•.··· .............•..................•.... ii)'" - ,':}~:){,:::,:'.::>. :,c,;.:

ZONING

CONTINUITY

I I I I I I 11111111111111" II I I I I I INTENSITY

RHYTHM

ANCHORS

EVENTS

51

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53

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1.1.

25th STREET

CONCEPT A: ZONING!INTENSTY

This concept alternative focuses on the unique characteristics of the central commercial zone. The intersections at I C I Street and Broadway become the major commercial destination points, and serve the commercial district bounded by the alley between 'B' and fe' Streets on the north, and the alley between Broadway and 'E I Street on the south.

The streetscape in this commercial zone is characterized by a change in landscape treatment, perhaps palm trees only, and a "hardscape" treatment from the buildings to the curbs. Streetscape amenities such as trash receptacles and newspaper vending machines are concentrated in this district.

On either end, a residential design quality would prevail, with in-grade planting strips for street trees. The existing Jacaranda and palm tree mix would be retained and supple­mented. These areas would be treated as "linkages", encouraging movement through to the ultimate destination of the central com­mercial district.

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25th STREET

CONCEPT B: CONTINUITY/RHYTHM

This concept attempts to provide essentially equal treatment to the entire project length. The Golden Hill "sense of placeff would be provided through standardized inter­section treatments which would become symbolic of the neigh­borhood.

The existing Jacaranda and palm tree mixture would be supplemented and enhanced along the entire street. Amenities would be distributed equally throughout.

This concept would emphasize the 'B1 Street, let Street and Broadway linkages to downdown through special "gateway" images at these inter­sections.

The intention of this concept is to unify the entire area through a softening of the existing diver­sity.

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. 25th STREET

CONCEPT C: ANCHORS/EVENTS (PREFERRED)

This concept, which became the ba­sis of plan recommendations, empha­sizes the existing diversity of the community by highlighting events along the street. At' F 1 Street on the southern end of the project, a new multi-family residential develop­ment would anchor the street.

Travelling north along the street, the next major event would be a treatment emphasizing an entry to the historical district at 'E' Street.

A gateway sign Hill" would span alley between

announcing "Golden the street near the tE~ Street and

Broadway. This signage would proli­ferate the tradition of other San Diego neighborhoods which provide similar signs.

Major commercial nodes would be developed at Broadway and lei

Street, with concentrations of benches, trash receptacles, news­paper vending machines, and other amenities to encourage shoppers to utilize the commercial area.

Continuity landscape along the street.

is provided by similar and lighting treatments

entire length of the

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59

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25th STREET

DESIGN CONCEPT

with a broad determined, a concept was further design

planning framework compatible design

required to guide efforts.

The "street as theatre lt concept presented on this page recognizes the diversity and color of the 25th Street environment. The street design is conceived as a play in three acts, with vehicles and pedestrians taking both active and spectator roles.

The Golden Hill gateway signage symbolizes the proscenium arch of the stage and the beginning of the play. In the first act, the various characters are individually intro­duced, and the stage is set for the drama to begin.

In the second act, begin to intermingle Relationships develop are introduced.

the characters and interact.

and sub-themes

The final act of the play is characterized by tension and con­flict, leading to an ultimate resolution against the scenic green backdrop of Balboa Park.

60